Building a Dream

[necro_nemesis]

To give you an idea of the costs to build open space I would look at Menards in the states since they sell large garage packages. I was looking at building packages to build a car workshop.

The 45'W x 100'L x 12'H Three + Car Garage with dormers features a 16' x 7' overhead garage door with an opener, seven windows and a prehung entry door. The garage has 16-inch eave and gable overhangs. Some materials used include Oriented Strand Board (OSB) roof sheathing with 25 year shingles, 2 x 4 studs, roof edge, nails and hardware. Cutting and assembly required.

•Approximate price per material list. Cutting and assembly required.
•1- 10' x 10' overhead garage doors with opener (style differs from the door pictured)
•1- prehung entry door and 7- windows
•7/16" OSB wall sheathing
•16" eave and gable overhangs
•1/2" OSB roof sheathing with 25 year shingles
•Hand framed rafters 16" on center
•2 x 6 studs 16" on center
•Roof edge, nails and hardware
•For building plans only search 29018 or "Jefferson"
•Steel beams if required are not included in materials price displayed.

Dimensions: 45'W x 100'L x 12'H

That's no heat, insulation, permits, foundation, electrical or assembly (just the basics to build space for a garage) $54,000 on a flat bed.

 

[frolic]

bummer, Adam! Sorry to hear it.

 

[Vengeance]

To give you an idea of the costs to build open space I would look at Menards in the states since they sell large garage packages. I was looking at building packages to build a car workshop.

The 45'W x 100'L x 12'H Three + Car Garage with dormers features a 16' x 7' overhead garage door with an opener, seven windows and a prehung entry door. The garage has 16-inch eave and gable overhangs. Some materials used include Oriented Strand Board (OSB) roof sheathing with 25 year shingles, 2 x 4 studs, roof edge, nails and hardware. Cutting and assembly required.

•Approximate price per material list. Cutting and assembly required.
•1- 10' x 10' overhead garage doors with opener (style differs from the door pictured)
•1- prehung entry door and 7- windows
•7/16" OSB wall sheathing
•16" eave and gable overhangs
•1/2" OSB roof sheathing with 25 year shingles
•Hand framed rafters 16" on center
•2 x 6 studs 16" on center
•Roof edge, nails and hardware
•For building plans only search 29018 or "Jefferson"
•Steel beams if required are not included in materials price displayed.

Dimensions: 45'W x 100'L x 12'H

That's no heat, insulation, permits, foundation, electrical or assembly (just the basics to build space for a garage) $54,000 on a flat bed.

But what you are listing is 1500 sq feet more then the size I wanted, we figured going higher would use less materials then the same space long, what you quoted was 4500 Sq feet

I was only looking at 3000 sq feet 2 floors.

I think I'll just have to scale down and do 2000 - 2500 single floor

 

[WARLOCK]

Sorry to hear that Adam.

For reference, I redid my backyard 3 + 2 years ago. Yes it took me most of 2 summers to do it on my own.

60-80 feet of 8ft tall fencing
8 x 32 feet of decking
8x12 rebuild my back shed (new)
install new filter for pool
install new heater for pool
gasline for heater installed by a professional (required)

Quoted $50,000+ but likely more like $60,000 the contractors all said.

Actual cost was $22,500 in parts and pieces from my pool guy, home depot, rona, can. tire etc.

All labour was done by myself and on rare ocassion some family and friends when I needed it.
Bremanager shoveled concrete for a couple hours once if I recall correctly. (Thanks Walt!)
The exception was the gas fitter who you must have be licensed to install for gas heater for pool and venting
in the shed.

No permits required as I was rebuilding all existing structures and no new structure built other than on foot
print of old one. If you are over 100 sq. ft. in size for most municipalities you need a building permit and a
general contractor.

Permission obtained ahead of time by all my neighbours, so there would be no complaints.


Building is expensive. $255,000 sounds high for what you want to do to me but the $70,000 that seems reasonable to me
to start with, may actually be a bit low when you alalyze material costs, labour, permits etc. a bit more.

Good luck with shifting plans to make something slightly different work for your dream build. I hope you figure out something
that will work for you both.

 

[SquidVicious]

Might have been mentioned before but have you looked into industrial space up your way (something like the CotSB) type of thing .. just wondering if a unit might be feasible (no idea of the real estate market in your area)

 

[Vengeance]

Might have been mentioned before but have you looked into industrial space up your way (something like the CotSB) type of thing .. just wondering if a unit might be feasible (no idea of the real estate market in your area)

I don't want something that isn't at home, I like being able to spend time at home with Denise so the idea of having to split my time between an industrial space, work and home isn't appealing.

 

[WARLOCK]

Might have been mentioned before but have you looked into industrial space up your way (something like the CotSB) type of thing .. just wondering if a unit might be feasible (no idea of the real estate market in your area)

I don't want something that isn't at home, I like being able to spend time at home with Denise so the idea of having to split my time between an industrial space, work and home isn't appealing.

I agree 100% Adam. My hesitation on a unit is that I would rather build something smaller at home, renovate, or even look at getting a new home.
Better to spend my time at home with my wife and kids hanging around them than be away even more than I currently am.

 

[websherpa]

We did a recent quotation with a reputable Toronto reno firm for a full second story and garage for our little 1.5 story post-war house, $325k+change. Nearly had a heart attack, we paid $100k less than that for the original house and land 15 years ago! He leaned over and said, "Frankly, for about $400k, instead of a second story we could demolish your current house and build one twice as nice and twice as big."

So we did eventually engage a more local draftsman and the best local contractor. I'm sitting in the same boat as you were, just waiting to get the final project quotation on the finished plans and hoping for a Spring start.

We're biting our nails and wondering if it's a pipe dream, my Arcade Room and Garajmahal rests on this, so I know how you must feel.

 

[Chris Bardon]

You could probably save a few bucks on the project if you did all the interior work yourself, but if you're looking at digging a real foundation etc then that's where you need to get pros in. Maybe split the difference and have the contractor come in and do the exterior/framing, and do all the interiors/electrcal/plumbing yourself? Yeah, it's lots of work, but if you've got the time, it's all doable. It is a lot of time though-I've never tackled something on the scale of what you're looking at, but I've done a couple of basements, a few decks, a full bathroom, and a bunch of other miscellaneous stuff... I think next week is the first time in ages that I've taken a week of vacation for something other than working on a project at home, or a kid being born

Anyway, good luck finding a new option-did your contractor have any suggestions on getting into the budget? Was there one particular thing that was driving the price up from what he expected originally? Still strikes me as odd that the initial discussion would have gone the way it did, and then have it come back 3x higher.

 

[Luckydogg420]

I'd be willing to bet most of that cost is labour.

Instead of one contractor, have you thought about subbing out the work your self. Work with the individual trades that you need to do the tough stuff. Try and find guys outta area that work for less then the big city guys.

 

[DRANO]

I'd be willing to bet most of that cost is labour.

Instead of one contractor, have you thought about subbing out the work your self. Work with the individual trades that you need to do the tough stuff. Try and find guys outta area that work for less then the big city guys.

This is bang on.
Most GCs charge a premium and a lot of what they are doing is mostly project management and bringing in other trades.
If you can line up the trades yourself and be your own project manager, you will save quite a lot, and sidestep a lot of mark-ups.

We have a small mud-room attached to our house (not part of the original build) and we asked a few guys what it would cost to simply expand it as a proper extension. Nothing crazy, just large enough to maybe make an extra bedroom or office. All quotes were easily in the $30K range for a space not much more than 150 sq.ft. That's $200 per sq.ft.!!! Now, that number comes down as you go larger and you have some economies of scale... but any builder will tell you that you need to factor about $100/sq.ft. for any new build.

Sorry it didn't work out Adam. I'm sure you'll figure something out.

Good luck.

 

[Vengeance]

I think what I need to do is go back to the pre-fab building type thing.

Luch sent me these guys:

http://vikingbuilding.ca/

I'm going to give them a call and see what they can do. I think it makes more sense to go with a company that only does this kind of thing rather then like you said dealing with a GC and dealing with all his markups for project management. The process will be slower but it will still get done.

As for doing the work myself, I don't think that is a good idea, I don't have the time or know how. Really once the structure is up, that is all I want.

Electrical sure I could wire up the place myself and maybe I will, but I don't want to be putting a panel in, I would have no idea how to do that properly.

 

[necro_nemesis]

2 Floors with a little over a 1000 sq ft a floor 19K and change. 32' x 32' with 8' cielings.

 

[Vengeance]

2 Floors with a little over a 1000 sq ft a floor 19K and change. 32' x 32' with 8' cielings.

That's a little too small, but I don't see why 70K for what I'm looking for isn't reasonable.

I think trying to integrate it into our house and and basically renovating the existing garage along with regarding and excavating and everything else was where I went wrong.

Should have stuck with the original plan of just an external building with walls, roof, insulation, heat and electrical, and nothing else.

I'm thinking one of these prefab place is the way to go, it's all they do so they know how to keep their costs down.

So we'll see, other wise if nothing pans out, I'll have a long list of machines to get rid of so I can pair down the collection so it fits in my current space and go back and just focus on the games I really want rather then buying anything and everything.

 

[necro_nemesis]

Should have stuck with the original plan of just an external building with walls, roof, insulation, heat and electrical, and nothing else.

I'm thinking one of these prefab place is the way to go, it's all they do so they know how to keep their costs down.

I agree. If it were me I would look at getting it to the point of having a structure complete from the outside, enclosed sufficiently to keep the elements out, gas and hydro service brought to the building. Having a framing crew come in isn't that costly and will get the structure enclosed quickly. Excavating and foundation is going to cost but there are options there as well if it's a garage structure with minimal floor loading. You could then incrementally complete the interior doing a good portion of your own labour if required in order to reduce costs as your not working against the clock if the structure is closed up and completed on the exterior.

 

[Vengeance]

So looks like prefab will be the way to go, it will cut the space down by half but 1600 sq ft of pure pinball space is nothing to sneeze at.

I can get a building that size completed, concrete floor, walls, garage doors, windows and roof for right at the 50K mark which is right in my budget.

Going to shop around and see what my other options are, but at least I'm back on schedule.

 

[Luckydogg420]

Woo hoo. Congrats. It's good to see a dream revived.

 

[necro_nemesis]

Going to shop around and see what my other options are, but at least I'm back on schedule.

Options? Here's lots of affordable space in Topeka Kansas.

http://www.missilebases.com/osagecity

 

[Vengeance]

Going to shop around and see what my other options are, but at least I'm back on schedule.

Options? Here's lots of affordable space in Topeka Kansas.

http://www.missilebases.com/osagecity

Sweet, that mean your offering transportation services daily back an forth for me as well Glen?

 

[REVOLUTION]

Think of all the pins you could buy for $50k